Pennsylvania Transfer Tax: Main Line Buyer’s Guide

Buying on the Main Line and trying to pin down closing costs? Transfer tax can be one of the bigger line items, and it often varies by town and even by block. If you understand how Pennsylvania’s transfer tax works and how Radnor, Tredyffrin, Lower Merion, and Haverford apply local rates, you can budget with confidence and negotiate smarter. In this guide, you’ll learn what the tax is, how to compare Wayne, Ardmore, Bryn Mawr, and Villanova, who usually pays, and how the numbers appear on your closing statement. Let’s dive in.

What transfer tax is

A real estate transfer tax is charged on the sale of real property and collected at closing. The Commonwealth of Pennsylvania sets a statewide real estate transfer tax rate that applies to the sale price. Counties and municipalities can add their own local transfer taxes on top of the state portion.

Your settlement agent or title company collects these taxes at closing and remits them to the state, county, and municipality. The combined rate is what matters for your budget. It equals the state rate plus the applicable county and municipal rates for the exact property location. You can confirm state rules with the Pennsylvania Department of Revenue.

Main Line rates vary by address

On the Main Line, county and township lines often cut through familiar place names. Two homes with the same town mailing address can have different transfer tax totals because they sit in different townships or counties. Always verify the property’s township and county before you calculate.

Wayne: Radnor vs. Tredyffrin

Many Wayne addresses are in Radnor Township in Delaware County. Others are in Tredyffrin Township in Chester County. Because each county and township can set its own local rate, the combined transfer tax can differ for two Wayne homes just a few streets apart. To confirm details for a specific address, check the county sites for Delaware County or Chester County and the township pages for Radnor Township or Tredyffrin Township.

Ardmore and Bryn Mawr basics

Ardmore spans Lower Merion Township in Montgomery County and Haverford Township in Delaware County, so the local rates can differ by side of town. Bryn Mawr is primarily in Lower Merion Township. For guidance, review Lower Merion Township and Haverford Township resources and confirm county context with Montgomery County or Delaware County, depending on the address.

Villanova overview

Villanova is mostly in Radnor Township in Delaware County. As with Wayne, confirm the parcel’s exact township and county before you estimate the combined rate using the Radnor and Delaware County resources noted above.

Who pays at closing

Transfer tax is assessed on the transaction, but who pays is negotiated in the purchase agreement. In many Pennsylvania markets, buyer and seller often split transfer taxes 50/50. That said, customs can vary by town, price point, and competitiveness. You can also negotiate for one party to cover more as a concession. The key is to check your contract language and align it with your cash-to-close plan.

How it shows on your statement

Your ALTA or HUD-style settlement statement lists transfer taxes as separate line items. You will typically see distinct entries for the state real estate transfer tax, any county transfer tax, and any municipal or township transfer tax. Each line shows the rate, dollar amount, and which party is paying. Recording fees for the deed are separate entries and are usually smaller flat or graduated amounts.

A simplified example of line items on an ALTA statement might look like:

• Real Estate Transfer Tax — Commonwealth of Pennsylvania (X.XXX%) — $[state_amount] — Party: [Buyer/Seller/Split]
• Real Estate Transfer Tax — County of [County Name] (X.XXX%) — $[county_amount] — Party: [Buyer/Seller/Split]
• Real Estate Transfer Tax — Township/Borough of [Township] (X.XXX%) — $[municipal_amount] — Party: [Buyer/Seller/Split]
• Recording fee — Deed — $[recording_fee] — Party: [Buyer/Seller]
• Total Transfer Taxes Collected at Closing — $[total_transfer_taxes]

Simple calculator example

Below is an illustrative example using hypothetical rates. Always confirm actual rates for your property with your title company or the relevant county and township.

Example purchase price: $600,000 Assumed rates for example only:

• State transfer tax: 1.000% (example)
• County transfer tax: 0.500% (example)
• Municipal transfer tax: 0.500% (example) Total combined rate: 2.000%

Total transfer tax amount:

• $600,000 × 2.000% = $12,000

If parties split 50/50:

• Buyer pays $6,000
• Seller pays $6,000

Sample ALTA entries based on the example above:

• Real Estate Transfer Tax — Commonwealth of Pennsylvania (1.000%) — $6,000 — Buyer $3,000 / Seller $3,000
• Real Estate Transfer Tax — County of [County] (0.500%) — $3,000 — Buyer $1,500 / Seller $1,500
• Real Estate Transfer Tax — Township/Borough of [Township] (0.500%) — $3,000 — Buyer $1,500 / Seller $1,500
• Recording fee — Deed — $[e.g., 95.00] — Buyer

Quick formula you can use:

• Total transfer tax = sale price × (state rate + county rate + municipal rate)
• Buyer portion = Total transfer tax × buyer’s negotiated share
• Seller portion = Total transfer tax × seller’s negotiated share

Exemptions to consider

Some transfers can be exempt or partially exempt, but documentation is required. Common examples include transfers between spouses, certain transfers to government or qualifying charitable organizations, court-ordered transfers, and some intra-family gifts. Short sales, foreclosures, and new construction may have special rules or timing. Your title company or closing attorney should confirm eligibility and prepare any affidavits.

For broader guidance on market practices, the Pennsylvania Association of Realtors is a useful resource. For tax forms and state-level rules, consult the Pennsylvania Department of Revenue.

Steps to compare towns

• Step 1: Confirm the property’s exact township and county using the address and county parcel tools or your title company. Do not rely on the mailing town alone.
• Step 2: Check local rates on official pages such as Radnor Township, Tredyffrin Township, Lower Merion Township, and Haverford Township. Confirm county context with Delaware County, Chester County, or Montgomery County, and verify state rules through the Pennsylvania Department of Revenue.
• Step 3: Run the calculation against your expected sale price and add it to your cash-to-close plan alongside down payment, loan costs, prorations, and recording fees.
• Step 4: Ask your title company for a preliminary ALTA or HUD-style estimate that shows transfer taxes line by line for buyer and seller.
• Step 5: Factor transfer tax into your offer strategy. In competitive situations, parties sometimes adjust the split as a concession.

Get an address-specific estimate

Want a clear view of estimated transfer taxes and total cash to close for a Main Line home? Share the property address, expected price, and your preferred split, and we will prepare an estimate with line-item transfer taxes and typical closing fees. For local guidance and a detailed estimate supported by our title partners, connect with the Wagner Real Estate Group.

FAQs

How do Pennsylvania transfer taxes work for a Main Line home purchase?

• Pennsylvania charges a statewide transfer tax, and counties and townships can add local taxes. Your title company collects the combined amount at closing and remits it to the state, county, and municipality.

Who typically pays transfer tax in Wayne, Ardmore, Bryn Mawr, or Villanova?

• It depends on your contract. Many Pennsylvania deals split transfer taxes 50/50, but the allocation is negotiable and can vary by market conditions.

Where will transfer taxes appear on my closing statement?

• Transfer taxes appear as separate ALTA or HUD-style line items for the state, county, and municipal portions, each showing the rate, amount, and who is paying. Recording fees are listed separately.

How can I estimate transfer tax for a Wayne property?

• Confirm whether the property is in Radnor Township (Delaware County) or Tredyffrin Township (Chester County), look up the current county and township rates, then apply the formula: sale price × combined rate.

Are there exemptions that could reduce my Pennsylvania transfer tax?

• Possible exemptions include transfers between spouses, certain transfers to qualifying charities or government, and some court-ordered or intra-family transfers. Ask your title company to confirm eligibility and required documents.

Who can verify the exact transfer tax for my address?

• Contact your title company or closing attorney, review the Pennsylvania Department of Revenue, and check your specific county and township sites such as Delaware County, Chester County, or Montgomery County.